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Jean-Talon Ouest : Concept Et Vision D’Ensemble Mandat

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Jean-Talon Ouest : Concept Et Vision D’Ensemble Mandat = ÉTUDEDERENTABILITÉ —NotreDamedeGrâceMontréal(Québec) ArrondissementCôtedesNeiges Namur—JeanTalonOuest Réaménagementdusecteurdepl = = = = = = = = = = anificationdétaillée = = = = = = = = = = = = = = = = = = = = = = Étudeeffectuéepour: = = MonsieurDanielLafond == Directeur == VilledeMontréal= == = Notredossier: == MTLV80126580112= == = = = Datederéalisation: == 3avril2008 = = Le15avril=2008= = = MonsieurDanielLafond Directeur VilledeMontréal= 5160,boulevardDécarie ArrondissementCôtedesNeiges—NotreDamede8Grâce Montréal(Québec)H3X2H9 = = OBJET: ÉTUDEDERENTABILITÉ= = Réaménagementdusecteurdeplanificationdétailléeàportéelocale = Namur—JeanTalonOuest = ArrondissementCôtedesNeiges—NotreDamedeGrâce,Montréal(Québec) = Notredossier:MTLV80126580112= = = Monsieur, = Conformémentaumandat=quevousnousavezaccordé,nous=avonsterminénotreétudede=rentabilitédu= programme de développement visant la requalification du secteur Namur—Jean Talon= ouest, dans= l’arrondissementCôtedesNeiges/NotreDamede8GrâceàMontréal. = Notrerôleconsistaitàfairel’examencritiquedu=programmededéveloppementimmobilierproposédansle PPUencequià=traitses=composantesrésidentielles,commerciales=etd’affaires(oudebureaux),demême= qu’institutionnel.Cerôledevaitêtreenvisagédedeuxfaçons: = D’unepart,leprogrammededéveloppementimmobilierproposédevaitêtrevalidéen=fonctiondumarché= immobiliermontréalaisen=cequià=traitdemanière=générale=aux=paramètresdelademandeetdel’offre. Nosétudesdu=marchédes=troisprincipauxvoletsduprogrammededéveloppement,soitlerésidentiel,=le commercialetlebureau,sontprésentéesdanslespartiesI,IIetIIIdurapport.== = D’autrepart,lecaractèrestratégiquedusite,quitientprincipalementdesaproximitéàdeuxstationsde= métro, nécessitait l’adoption d’une approche intégrée qui tient compte de l’opportunité de réussir une= requalification exemplaire= en milieu urbain en s’inspirant= des principes du développement durable en s’inspirant des paramètres= des Transit= Oriented Development (TOD) et du LEED for Neighbourhood= Development(LEEDND). = ÀlapartieIVdurapport,=l’analyse,nousfaisonslepointsurlarentabilitéfinancièreduprojetetsurles stratégies de réalisation= du programme de développement proposé, y= compris eu égards aux éléments= mentionnéescihaut. = M.Daniel=Lafond 82=8= Le15avril=2008= FAITSSAILLANTSDUSCÉNARIODEDÉVELOPPEMENTRÉVISÉPARALTUS = Recommandationsrelativesauconceptd’aménagement = Dansl’ensemble,lesstratégiesd’aménagementproposéesnousapparaissentplutôtoptimales,tantdu=point devuedelarépartitiondesusagesquedelaformeurbaineetdugabaritgénéraldesbâtiments. = Leconceptdelacouléevertedevraitcontribuerà=lacréationd’un=milieudeviestimulantetlerespectdela vocationmultifonctionnelledelarue=JeanTalonOuestestfondamentalpourlacréationd’un=milieudevie= pouvantaccommoderunediversitéde=résidantsetdetypesdeménages. = Danslecontexteoùs’inscritleprojet,ilestimportantdetenircomptedelaclientèlequiseraappeléeàvenir habiterlesecteur(voirlasectionsurle=voletcommercialquitraiteduprofildémographiquedel’airede marchéprimaire).=Danslamesure=oùlerevenumoyendesménages=estendeçàdela=moyennedel’îlede montréalaisedeprès=de5000$lamoyennede=l’île=étantaudemeurantplutôtbasse=à=environ40000$=88 etquelaportiondelocatairess’élèveàprèsde73%,l’intégrationde30%delogementsociauxetabordables= représenteunminimumà=atteindredanscesecteur.Cet=objectif=permetaussidemieuxancrerleprojeten continuitédes=dynamiquescommunautairesetsocialesquisontenplaceprésentementetcontribuerasans équivoqueàl’acceptabilitélocaleduprojet. = Leregroupementdesvoletscommerciaux,d’affairesetinstitutionnelsdusecteurestvitalaudynamisme=du projet et à l’animation des= foyers d’activité potentiels que sont= le métro Namur et la rue JeanTalon. Cependant,noussommesd’avisqueles=dynamiquesdemarchéactuellesnesontpasenmesuredesoutenir= touteslespropositionsquecontientleconceptd’aménagementd’initial.Outrelesmodifications=apportées aux superficies= proposées par le programme de développement, la problématique du stationnement, principalementpourlesespacesdebureau,aurontun=impactimportantsurl’aménagementdusite. = Eneffet,leloyeréconomiquede16,75$(c’estàdireleloyerminimaljustifiantlaconstructiond’unnouveau bâtiment)=pourlesimmeublesà=bureaunepermetpasdejustifierlaconstructiond’airesdestationnement en soussol. De plus, dans le= marché du bureau de la périphérie du centreville de= Montréal, comme= en= banlieue,leslocatairesseraienttrèsréticentsdevantl’éventualitédedevoirfairepayerleurs=employéspour= avoiraccèsà=uneairedestationnementsouterraine.Enfin,quoiqueleprojetpuissecomporteràtermeplus de 3000 nouveau ménages, ces ménages ne constitueront pas forcément la source principale de force de travail des bureaux du secteur. Dans ce= contexte, il faut compter sur un ratio de case de= stationnement minimal(entenantcomptedelaproximitédedeuxstationsdemétro)de1case=pour500piedscarrésde= superficie locative (la norme de l’industrie pour les= édifices de périphérie= s’élève à= 1= case par 300 pieds carrés). = Il faudrait donc prévoir une superficie d’aires de stationnement au sol minimale= de= 35000 mètres carrés environ(pour1000cases),sanscompterle«pôledeservice»(bâtimentnuméro40). = Quantauvoletcommercial,lestationnementsurrue=devraitêtrepermisà=unmaximumd’emplacements. Des aires de stationnement supplémentaires répondant à= un= ratio conforme aux normes= du marché (soit= environ5=casespar=1000piedscarrésdesuperficie)devraient=êtrefourniespourlesbâtiments45et46qui pourraientrecevoirdeslocatairesmajeursdansledomainedel’alimentationetdessoinspersonnels. = M.Daniel=Lafond 83=8= Le15avril=2008= = Pourrépondreàlacapacitéd’absorptiondumarchéetaux=exigencesdecedernierrelativementà=chaque fonctionet/ougammedeproduitenvisagé,les=superficiesduprogrammededéveloppementinitialement envisagéesdansleplanconceptuelontétéréduitesde27%. = Lesmodificationsvisentprincipalementlessecteurscommercialet=affaire.L’augmentation=delasuperficie bruteattribuableauvoletrésidentielestlerésultat=dutransfertdelaréductiondelasuperficiecommerciale du rezdechaussée d’un des bâtiments (numéro 41) vers la fonction résidentielle. En somme, l’approche généraled’implantation=dusecteuraétérespectéeparcequ’ellenoussemblejustifiée. = SOMMAIREDESMODIFICATIONSAPPORTÉESAUPROGRAMMEDEDÉVELOPPEMENT(enmètres=carrésbruts) Affaires Total Résidentiel Commercial Insitutionnel (Bureaux)* Ville m.ca. 656372 357789 124217 159456 14910 pi.ca. 7065=123 3=851205 1=337059 1716368 160490 Altus m.ca. 473437 360566 40379 72492 14910 pi.ca. 5096=029 3881=093 434=639 780=297 160=490 *=Selon=lescénarioAltus,=46=992=mètrescarrésdesuperficiecommerciale=sonttransférésdans=lacatégoriebureau.Il=sagitdu bâtiment=40. G:\RAP\_2008\080112\Excel\[Potentialité=8=Altus_20080326.xls]Scenario=Ville=vs.=Altus = = Le tableau 1= présenté à= la section= «tableaux d’analyse financière» fait état du programme de développement tel que soumis initialement. Les bâtiments précédés d’un carré= gris ont été= modifiés par Altus. Le= tableau 2= de= la même section précise quelles sont les modifications= apportées pour= chaque= bâtimentetfaitlesommairedessuperficiestotalesrévisées. = Lenombred’unitésrésidentiellesabordablesetsociales,demêmequelesunitésdejumelés,a=étéaugmenté pourtenircomptedesuperficiesminimalesplusreprésentativesde=lanormedumarchéetpourmaintenir lesprixdeventedansdesgammes=plusabordables.Quoiqueles=unitésdecopropriétésoffertesauprixdu marché n’aient pas fait l’objet d’un ajustement, nous sommes d’avis que la superficie moyenne, qui est supérieureà=1000=piedscarrés,pourraitêtrerevue=à=labaisse.Nousavonstenu=comptedecefacteurpour= établirl’intervalledevaleurquele=projetpourraitreprésenter,soitenviron15%. = Pourévaluerlepotentieldevaleurfoncièresuiteauredéveloppementdusecteur,lesparamètressuivants= ont été retenuscomme hypothèse de travail et sont appuyés par nos études de marché des secteurs résidentiel,bureauxetcommercial.Les=élémentsdejustification=desceshypothèsessontdanslerapport. Notezquedansnoscalculs,lesdonnéesfinancièresontétéindexéesde2,5%parannée. = M.Daniel=Lafond 84=8= Le15avril=2008= Sommaire=delacomposanterésidentielleréviséeparAltus= = Identification Nb.Unités % MARCHÉ IlotdelaSavane 948 IlotJean8Talon 918 Jumelés 300 SOUSTOTAL 2166 67,2% SOCIAL Coop 202 IlotJean8Talon 341 TOTAL 543 16,9% ABORDABLE IlotdelaSavane 252 IlotJean8Talon 260 TOTAL 512 15,9% SOUSTOTAL 32,8% GRAND=TOTAL 3221 100% G:\RAP\_2008\0880112\Excel\[Potentialité8=Altus_20080326.xls]Sommaire=Res = = Résidentiel(marché)= = Deuxgrandescatégories(lignesdeproduits)d’appartementsoffertesencopropriétésontétéétabliespour lesfinsdel’exercice.LesecteurdelaSavaneaccueillerait=desunitésoffertesà=unprixlégèrementsupérieur aupiedcarré,alorsqueles=appartementssituésaudessusdesétagescommerciaux=surlarue=JeanTalonse détailleraientà=unprixplusabordableaupiedcarré.Unetelledistinctionestfondamentaledanslamesure oùellepermetdemaximiserl’absorptiondesunitésetdeminimiserlaconcurrenceà=l’intérieurdusecteur, pourautantquelesproduitssedistinguent,notammentdupointdevuedelatailledesunitésetdeleur marchécible.Lesjumelésconstituentquantà=euxunproduità=part.Voicilesdétailsdecesprojetspour l’année1(2009): = Lignede=produit Prixparpiedcarrénetvendable1= Absorptionmensuellemoyenne2= Résidencesde=laSavane 235$ 8(sur10ans) RésidencesJeanTalon 230$ 8(sur10ans) Jumelésde=type«stack» 250$ 5(sur6ansavec5projets) = = Résidentiel(socialetabordable) = =========================================================== 1=Incluantuneattributionde5$parpiedcarrépourtenircomptedelaventedestationnementsouterrainà=raisond’un= ratiode=1casepar2unitésvendues. 2=L’absorptionestcalculéeenvracsurtoutela=périodedemiseenmarchéduprojet(10ans)pourlesappartementsdela=
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